HomeMy WebLinkAboutresolution.hpc.005-1997RESOLUTION NO. ~ , SERIES OF 1997
RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION
APPROVING AN APPLICATION
FOR SIGNIFICANT DEVELOPMENT REVIEW FOR THE PROJECT
LOCATED AT 1008 E. HOPKINS AVENUE, ASPEN, COLORADO
WHEREAS the applicant, Arthur Bellis, represented by Bill Poss and Associates, has
requested significant development approval, including partial demolition, on-site
relocation, and a waiver from the residential design standards for the property located at
1008 E. Hopkins Avenue. The property is a designated historic landmark; and
WHEREAS all development in an "H," Historic Overlay District or development
involving a historic landmark must meet all four Development Review Standards of
Section 26.72.010(D) of the Aspen Land Use Code in order for HPC to grant approval,
namely:
Standard: The proposed development is compatible in general design,
massing and volume, scale and site plan with designated historic structures
located on the parcel and with development on adjacent parcels when the
subject site is in a "H," Historic Overlay District or is adjacent to an
Historic Landmark.
2. Standard: The proposed development reflects and is consistent with the
character of the neighborhood of the parcel proposed for development.
Standard: The proposed development enhances or does not detract from
the historic significance of designated historic structures located on the
parcel proposed for development or on adjacent parcels.
Standard: The proposed development enhances or does not diminish from
the architectural character or integrity of a designated historic structure or
part thereof, and
WHEREAS, all applications for partial demolition of any structure included in the
Inventory of Historic Sites and Structures of the City of Aspen, or any structure within an
"H" Historic Overlay district, must meet all of the Development Review Standards of
Section 26.72.020(C) of the Aspen Land Use Code in order for HPC to grant approval,
namely:
1.Standard: The partial demolition is required for the renovation, restoration or
rehabilitation of the structure, or the structure does not contribute to the historic
significance of the parcel; and
2.Standard: The applicant has mitigated, to the greatest extent possible:
a. Impacts on the historic significance of the structure or structures located
on the parcel by limiting demolition of original or significant features and
additions.
b.Impacts on the architectural character or integrity of the structure or
structures located on the parcel by designing new additions so that they are
compatible in mass and scale with the historic structure; and
WHEREAS, all applications for on-site relocation of any structure included in the
Inventory of Historic Sites and Structures of the City of Aspen, or any structure within an
"H" Historic Overlay district, must meet all of the following Development Review
Standards of Section 26.72.020(D)(2),(3), and (4) of the Aspen Land Use Code in order
for HPC to grant approval, namely:
2.Standard: The relocation activity is demonstrated to be the best preservation
method for the character and integrity of the structure, and the historic integrity of
the existing neighborhood and adjacent structures will not be diminished due to
the relocation; and
3.Standard: The structure has been demonstrated to be capable of withstanding
the physical impacts of the relocation and re-siting. A structural report shall be
submitted by a licensed engineer demonstrating the soundness of the structure
proposed for relocation; and
4.Standard: A relocation plan shall be submitted, including posting a bond or
other financial security with the engineering department, as approved by the HPC,
to insure the safe relocation, preservation and repair (if required) of the structure,
site preparation and infrastructure connections. The receiving site shall be
prepared in advance of the physical relocation; and
WHEREAS all applications for appeal from the Residential Design Standards of
Section 26.58.040 must meet one of the following statements in order for the Design
Review Appeal Committee or other decision making administrative body to grant an
exception, namely the proposal must:
a)
b)
c)
yield greater compliance with the goals of the Aspen Area Community Plan;
more effectively address the issue or problem a given standard or provision
responds to; or
be clearly necessary for reasons of fairness related to unusual site specific
constraints, and
WHEREAS in the staff report dated June 11, 1997, staff recommended approval
of significant development and a waiver of the volume standard for glazing in the "no
window" zone; and
WHEREAS a public heating, which was legally noticed, was held at a regular
meeting of the Historic Preservation Commission on March 26, 1997 and April 9th at
which time conceptual approval was granted; and
WHEREAS, final approval was granted with conditions on June 11, 1997, by a
vote of 4-1.
NOW, THEREFORE, BE IT RESOLVED:
Section 1
That the request for significant development approval and a waiver of the FAR increase
due to volume for glazing in the "no window" zone standard for the Bellis project at 1008
E. Hopkins Avenue, Aspen, Colorado, be approved with the following conditions:
1. Eliminate the bay window on the west facade of the historic house.
2. Provide information on how historic materials will be preserved and repaired after
inventory which will occur around the time of relocation to be approved by staff and
monitor.
3. As part of the on-site relocation approval, the applicant must provide a bond in the
amount of $30,000 to insure the building's safe relocation, a site plan showing how and
where the buildings will be stored, and a letter from the building mover indicating how
the building will be braced for relocation.
4. HPC grants waivers for the windows on the south, east, and west of the new
addition regarding Ordinance #30.
5. Confirm that the building code does not allow a reconfiguration of the vestibule to
the historic houe to allow the elevation of the house to be raised a maximum of one foot.
The main floor of the historic houe would be no lower than 105'3" which is acceptable
for HPC and to be approved by staff and monitor.
6. The second historic door shown on Exhibit 2 shall be retained.
7. Sample of the stone to be approved by staff and monitor.
8. Partial demolition and on-site relocation are approved as proposed.
9. A five foot west sideyard setback variance is granted and a 13 foot combined
sideyard setback variance is granted. A 500 square foot FAR bonus is granted.
APPROVED BY THE COMMISSION at its regular meeting on the
of ., 1997.
day
HISTORIC PRESERVATION COMMISSION
Suzannah Reid, Chairman
ATTEST:
Kathy Strickland, Chief Deputy Clerk